@font-face{font-family:Fraunces;src:url(/fonts/fraunces-latin-400-normal.woff2) format("woff2");font-weight:400;font-display:swap}
@font-face{font-family:Fraunces;src:url(/fonts/fraunces-latin-600-normal.woff2) format("woff2");font-weight:600;font-display:swap}
@font-face{font-family:"Inter Tight";src:url(/fonts/inter-tight-latin-400-normal.woff2) format("woff2");font-weight:400;font-display:swap}
@font-face{font-family:"Inter Tight";src:url(/fonts/inter-tight-latin-600-normal.woff2) format("woff2");font-weight:600;font-display:swap}
@font-face{font-family:"Inter Tight";src:url(/fonts/inter-tight-latin-700-normal.woff2) format("woff2");font-weight:700;font-display:swap}
:root{--g:#0d3b2e;--g2:#08241c;--gold:#b98a4e;--gold2:#d9b27a;--ink:#1b2420;--mute:#56625c;--line:#e3e0d8;--bg:#faf8f4;--serif:Fraunces,Georgia,serif;--sans:"Inter Tight",system-ui,-apple-system,"Segoe UI",sans-serif}
*{box-sizing:border-box}html{-webkit-text-size-adjust:100%}
body{margin:0;font:17px/1.6 var(--sans);color:var(--ink);background:var(--bg);padding-bottom:64px}
@media(min-width:1000px){body{padding-bottom:0}}
img{max-width:100%;height:auto;display:block}
a{color:var(--g)}
h1,h2,h3{font-family:var(--serif);font-weight:600;line-height:1.12;letter-spacing:-.01em;margin:0 0 .5em}
h1{font-size:clamp(32px,6vw,54px)}h2{font-size:clamp(26px,4vw,36px)}h3,.h3{font-size:21px}
.wrap{max-width:1180px;margin:0 auto;padding:0 20px}.narrow{max-width:720px}
section.wrap,.band,.phead{padding-top:56px;padding-bottom:8px}
.band{background:#fff;border-block:1px solid var(--line);padding-bottom:48px;margin-top:48px}
.skip{position:absolute;left:-999px}.skip:focus{left:8px;top:8px;background:#fff;padding:8px;z-index:99}
header.top{background:var(--g);position:sticky;top:0;z-index:50}
.bar{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:6px 12px;padding-top:8px;padding-bottom:6px}
.brand img{width:118px;height:auto}@media(min-width:420px){.brand img{width:140px}}
.nav{order:3;flex-basis:100%;display:flex;gap:18px;white-space:nowrap;overflow-x:auto;padding:2px 0 4px}
.nav a{color:#fff;text-decoration:none;font-size:15px;font-weight:600}.nav a[aria-current]{color:var(--gold2);box-shadow:inset 0 -2px var(--gold2)}
@media(max-width:380px){.nav{gap:13px}.nav a{font-size:14px}}
@media(min-width:1000px){.nav{order:2;flex-basis:auto;gap:28px;margin-left:auto}.call{order:3}}
.btn{display:inline-flex;align-items:center;gap:8px;justify-content:center;padding:13px 22px;border-radius:4px;font:600 16px/1.1 var(--sans);text-decoration:none;border:2px solid transparent;cursor:pointer}
.btn svg{width:1em;height:1em;fill:currentColor;flex:none}
.btn-gold{background:var(--gold);color:#14110c}.btn-gold:hover{background:var(--gold2)}
.btn-light{background:#fff;color:var(--g)}.btn-ghost,.btn-light-o{border-color:var(--g);color:var(--g);background:transparent}
.sm{padding:8px 14px;font-size:14px}
.call{display:inline-flex;align-items:center;gap:6px;padding:8px 12px;font-size:13px;line-height:1;white-space:nowrap}
.chips{display:flex;flex-wrap:wrap;gap:10px;margin-top:18px}
.hero{position:relative;min-height:min(78vh,760px);display:flex;align-items:flex-end;color:#fff;overflow:hidden}
.hero picture,.hero picture img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(8,36,28,.55) 0%,rgba(13,59,46,.45) 35%,rgba(13,59,46,.92) 100%)}
.hero-in{position:relative;z-index:1;padding-top:80px;padding-bottom:40px;max-width:880px;margin-left:max(0px,calc((100vw - 1180px)/2))}
.hero h1{max-width:16ch}.lede{font-size:clamp(18px,2.2vw,21px);max-width:60ch}
.eyebrow{display:inline-block;color:#fff;font-size:14px;font-weight:600;letter-spacing:.04em;background:rgba(8,36,28,.72);padding:5px 10px;border-radius:3px;text-shadow:0 1px 2px rgba(0,0,0,.6);margin:0 0 14px}
.kicker{color:#8a6531;font-weight:700;font-size:13px;letter-spacing:.12em;text-transform:uppercase;margin:0 0 8px}
.trust{background:var(--g2);color:#fff}
.trustin{display:flex;align-items:center;gap:22px;padding-top:18px;padding-bottom:18px}
.badge{width:76px;flex:none}@media(min-width:700px){.badge{width:96px}}
.stats{display:grid;grid-template-columns:repeat(2,1fr);gap:12px 24px;margin:0;flex:1}
@media(min-width:800px){.stats{grid-template-columns:repeat(4,1fr)}}
.stats dt{font-size:13px;color:#dfe6e2}.stats dd{margin:0;font-family:var(--serif);font-size:20px}
.stats small{display:block;font:12px var(--sans);color:#b9c7c0}
.ph{display:inline-block;border:1px dashed currentColor;padding:0 6px;border-radius:3px;font:600 12px/1.6 var(--sans);letter-spacing:.06em;text-transform:uppercase}
.small .ph{color:#66716b}.kicker .ph{color:#85683f}
.split{display:grid;gap:32px;align-items:center}@media(min-width:900px){.split{grid-template-columns:1fr 1fr}.split-start{align-items:start}}
.split img{border-radius:6px}
.ticks{padding:0;list-style:none}.ticks li{padding-left:22px;position:relative;margin:6px 0}.ticks li:before{content:"";position:absolute;left:0;top:.65em;width:10px;height:2px;background:var(--gold)}
.link{font-weight:700}
.grid3{display:grid;gap:22px}@media(min-width:800px){.grid3{grid-template-columns:repeat(3,1fr)}}
.team{display:grid;gap:24px;grid-template-columns:1fr 1fr}
.tcard{text-decoration:none;color:inherit}.tcard img,.person img{aspect-ratio:4/5;object-fit:cover;object-position:top;width:100%;border-radius:6px;margin-bottom:12px}
.tcard p,.role{color:var(--mute);font-size:15px;margin:0}
.team.equal{grid-template-columns:1fr}@media(min-width:800px){.team.equal{grid-template-columns:1fr 1fr}}
.person img{max-width:420px}
.quote{margin:0;background:#fff;border:1px solid var(--line);border-top:3px solid var(--gold);padding:22px;border-radius:4px}
.quote blockquote{margin:0;font-family:var(--serif);font-size:18px}.quote figcaption{margin-top:12px;font-weight:700}
.card{background:#fff;border:1px solid var(--line);border-radius:6px;overflow:hidden}
.card a{text-decoration:none;color:inherit;display:block}.card img{aspect-ratio:16/9;object-fit:cover;width:100%}
.card>a>div,.closed>div:last-child{padding:14px 16px}
.ph-img{aspect-ratio:16/9;background:repeating-linear-gradient(45deg,#eeeae1 0 10px,#f6f3ec 10px 20px);display:grid;place-items:center;color:var(--mute);font-size:13px;font-weight:600}
.tag{display:inline-block;font-size:12px;font-weight:700;text-transform:uppercase;letter-spacing:.06em;background:#e9efe9;color:var(--g);padding:2px 8px;border-radius:3px;margin:0 6px 8px 0}
.tag.sample{background:#fff3df;color:#7a5424;border:1px dashed #b98a4e}
.small{font-size:14px;color:var(--mute)}
.notice{background:#fff;border-left:4px solid var(--gold);padding:12px 16px;font-size:15px;margin-top:16px}
.filters{display:grid;grid-template-columns:repeat(3,1fr);gap:10px;align-items:end;margin-bottom:16px}
.filters .count{grid-column:1/-1;margin:0;font-size:14px;color:var(--mute)}
.lgrid{display:grid;gap:18px}@media(min-width:1000px){.lgrid{grid-template-columns:5fr 7fr}.map{position:sticky;top:110px;height:70vh}}
.map{height:300px;border-radius:6px;border:1px solid var(--line);background:#e9efe9;z-index:0}
.cards{display:grid;gap:18px}@media(min-width:620px){.cards{grid-template-columns:1fr 1fr}}
@media(min-width:900px){.cards.row3{grid-template-columns:repeat(3,1fr)}}
.lc[hidden]{display:none}
.mk{display:block;background:var(--bg);padding:20px;border-radius:6px;text-decoration:none;color:inherit;border:1px solid var(--line)}
.types.two{display:grid;gap:16px;grid-template-columns:1fr 1fr}.types img{border-radius:6px;height:100%;object-fit:cover}
.crumbs{padding-top:18px;font-size:14px;color:var(--mute)}
.prop{display:grid;gap:28px;padding-top:16px}@media(min-width:900px){.prop{grid-template-columns:7fr 5fr}}
.gallery img{border-radius:6px;aspect-ratio:16/9;object-fit:cover;width:100%}.thumbs{display:grid;grid-template-columns:repeat(3,1fr);gap:8px;margin-top:8px}
.specs{width:100%;border-collapse:collapse;margin:12px 0 18px}.specs th,.specs td{text-align:left;padding:9px 0;border-bottom:1px solid var(--line);font-size:15px}.specs th{color:var(--mute);font-weight:600;width:45%}
.broker{display:flex;gap:14px;align-items:center;background:#fff;border:1px solid var(--line);border-radius:6px;padding:12px;margin-bottom:10px}
.broker img{width:72px;height:90px;object-fit:cover;object-position:top;border-radius:4px}.broker span{display:block;font-size:14px;color:var(--mute)}.broker .chips{margin-top:8px}
.form{background:#fff;border:1px solid var(--line);border-radius:6px;padding:22px}
.form fieldset{border:0;margin:0;padding:0}.form legend{font-weight:700;color:var(--g);margin-bottom:10px}
label{display:block;font-size:14px;font-weight:600;margin:12px 0 4px}
input,select,textarea{width:100%;font:16px var(--sans);padding:12px;border:1px solid #c9c4b8;border-radius:4px;background:#fff;color:var(--ink)}
input:focus,select:focus,textarea:focus,.btn:focus-visible{outline:3px solid var(--gold2);outline-offset:1px}
.row{display:grid;gap:0 14px}@media(min-width:560px){.row{grid-template-columns:1fr 1fr}}
.check{display:flex;gap:10px;font-weight:400;align-items:flex-start}.check input{width:auto;margin-top:4px}
.form .btn{margin-top:16px}.status{font-size:14px;color:var(--g);min-height:1em}
.foot{background:var(--g);color:#e9efe9;margin-top:64px;padding:44px 0 20px}
.foot a{color:#fff}.foot h2{font:700 13px var(--sans);letter-spacing:.12em;text-transform:uppercase;color:var(--gold2)}
.fgrid{display:grid;gap:24px}@media(min-width:800px){.fgrid{grid-template-columns:2fr 1fr 1.4fr 1fr}}
.fgrid img.flogo{width:170px;height:auto;background:none;padding:0;border:0;border-radius:0;box-shadow:none}
.legal{display:flex;flex-wrap:wrap;justify-content:space-between;gap:8px;border-top:1px solid rgba(255,255,255,.15);margin-top:24px;padding-top:16px;font-size:13px}
.mcta{position:fixed;bottom:0;left:0;right:0;display:grid;grid-template-columns:repeat(3,1fr);background:var(--g2);z-index:60;border-top:2px solid var(--gold)}
.mcta a{color:#fff;text-align:center;padding:16px 4px;font-weight:700;text-decoration:none}.mcta a+a{border-left:1px solid rgba(255,255,255,.15)}
@media(min-width:1000px){.mcta{display:none}}